When it comes to building your dream home in Victoria, Australia, it’s important to consider the various costs involved. One significant expense to be aware of is stamp duty, a state tax imposed on certain transactions, including property purchases. In Victoria, stamp duty calculations vary depending on the stage of the build. In this article, we will explore the different stages of the build and how stamp duty applies to each of them.


  1. Purchasing Vacant Land:

If you’re purchasing vacant land in Victoria, you will be liable to pay stamp duty on the land value. The stamp duty amount is calculated based on the purchase price of the land. However, it’s important to note that if you plan to build your primary residence on the land, you may be eligible for exemptions or concessions under the First Home Owner Grant or other government schemes. These can significantly reduce or eliminate the stamp duty payable, making it more affordable for first-time buyers.


  1. Purchasing Off-the-Plan Property:

Buying an off-the-plan property means purchasing a property that is yet to be built or completed. In this case, stamp duty is calculated on the land value and the contract price for the building works. However, as with vacant land, concessions and exemptions are available for eligible buyers. The amount of stamp duty payable can also be influenced by the timing of your purchase, as the Victorian government periodically revises the rules and rates for stamp duty.


  1. Purchasing a Newly Constructed Home:

If you’re buying a newly constructed home, stamp duty is calculated on the total purchase price, including the cost of the land and the building. This means that stamp duty will be higher compared to purchasing vacant land or off-the-plan property. However, if you qualify for any exemptions or concessions, such as the First Home Owner Grant or the HomeBuilder Grant, they can help ease the burden of stamp duty.


  1. Renovating or Extending an Existing Property:

When it comes to renovating or extending an existing property, Victoria does not impose stamp duty on these construction activities alone. However, if your renovation or extension involves purchasing additional land or increasing the property’s market value significantly, you may be liable to pay stamp duty on the additional land or the increased value. It’s crucial to consider these factors when planning your project to ensure a clear understanding of your stamp duty obligations.



Stamp duty is an important consideration for anyone embarking on a home building journey in Victoria. Understanding how stamp duty applies at different stages of the build is crucial to budgeting and making informed decisions. Whether you’re purchasing vacant land, an off-the-plan property, or a newly constructed home, it’s essential to explore the available exemptions and concessions that can help reduce your stamp duty liability. Consulting with a financial advisor or seeking information from the relevant government authorities can provide valuable insights into your specific circumstances and assist you in estimating and managing your stamp duty obligations effectively.